What should my listing say so the buyer's loan goes through?
Say three facts, each backed by a document: how many legal units, which unit a buyer can move into and when, and the rent on each leased unit. With those in the listing, a buyer who will live there can check your property before they offer.
WHAT MOST PEOPLE ARE NEVER TOLD
The buyer's lender works from the leases and the appraisal, which sets the market rent and reports whether the units are legal under zoning. Write the listing from those documents, because where the two differ the documents win.
A buyer who will live there needs three things spelled out:
- Legal units. Give the number the city and county records show, and say if each unit has its own meter and address. A unit added without approval can stop the loan.
- The unit to live in. Say which unit is empty, or the date it will be, and what the lease on it says.
- The rents. Give the rent and lease end date for each of the other units, and say the signed leases and proof of rent received are available.
For example: "House with a permitted ADU. The house is vacant. The ADU has its own kitchen, bath and entrance and is leased through June at [monthly rent], signed lease available."
Leave loan terms out: no payment, rate, down payment or loan length. A listing that quotes one can count as a credit ad under Regulation Z, which covers anyone who advertises credit, lender or not. Ask a lender or an attorney for the wording.
GOOD TO KNOW
Confirm the unit count with the city and county records, and the lease dates, before you write the listing. A home loan needs a legal unit count, one unit open within 60 days of closing and a building in sound condition.
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WHERE THIS COMES FROM
- Fannie Mae Selling Guide B3-3.8-02, Rental Income from the Subject Property (09/02/2026)
- Fannie Mae Selling Guide B3-3.8-01, General Rental Income Information (09/02/2026)
- Fannie Mae Selling Guide B4-1.3-04, Site Section of the Appraisal Report (06/04/2025): zoning and legal use
- Fannie Mae Selling Guide B4-1.3-05, Improvements Section of the Appraisal Report (06/04/2025): what makes a unit a unit
- Fannie Mae Selling Guide B2-1.1-01, Occupancy Types (11/04/2026)
- Fannie Mae Selling Guide B2-3-01, General Property Eligibility (09/03/2025)
- Regulation Z, 12 CFR 1026.24, Advertising: paragraph (c) on rates, paragraph (d) on payments, down payments and repayment periods (CFPB)
- Regulation Z, official comment 2(a)(2)-2: the advertising rules cover anyone who advertises credit (CFPB)
Researched and written by Series Homes. Checked against its sources on . Lending rules change. This page is general information, not a loan offer or legal or tax advice.